Old Farmhouse, 44 London Road, Tetbury, GL8 8HW

UPRN:100120428199Semi-Detached Property3 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Old Farmhouse, 44 London Road, Tetbury, GL8 8HW

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

16 of 21 sources

Sale Estimate

£441,000

£419k - £463kHigh

Estimate

£441k

Range

£419k – £463k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

4.57%

Verdict

Derived from HomePortfolio scores

Old Farmhouse earns an INVESTIGATE rating with HP Score 80/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

81/ 100

High

Transit & Bike

Transit 29Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

5 live new-build plots advertised against one placeholder UPRN (£450,000-£550,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£460,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £152,300
Net cash flow: -£341/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£441,000

Rent Estimate (pcm)£1,750

Gross Yield4.57%

1y Growth-

3y Growth+0.0%

5y Growth+0.5%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GL8 8HW

Approval Rate

-12mo

Development

low

26/03283/TPO
T1 - Very large Ash tree to be crown reduced by approx. 3-4 meters all round, back to where it was previously reduced by us back in January 2017
Pending
26/03171/TPO
T1 - Yew tree to be reduced by approx. 33% in every direction, back to previous reduction points, done back in January 2023. Reducing the canopy by 1.5 - 2.0 meters
Pending
26/03172/TCONR
T1 - Multi-stem Cypress tree that is leaning on an unidentified memorial that is listed with the rest of the canopy is sparce internally and not very healthy, to be felled
Pending

View Planning Timeline

Ownership

Corporate Ownership67.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density2,222 /km²

Owner Occupied79%

Age Distribution

0-15 16%16-64 50%65+ 34%

View Area Profile

Schools Nearby

St Mary's Church of England Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sir William Romney's School
0.2 mi
Inspected as Sir William Romney's School (URN 115779) on 3 Dec 2008
Avening Primary School
2.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westonbirt School
3.1 mi
Inspected by ISI

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

40 London Road
-
£250k
-
38 London Road
-
£344k
-
36 London Road
-
£271k
-
38 London Road
-
£269k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN